142 Warrington Road West · Syracuse, NY 13205

$220,000

4 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 3 Days on market

Built 1890 10,018 sqft lot Est $195k · 13% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.4/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +1.6/15.0

Listing remarks MLS

Four bedroom home with convenient access to shopping, schools and parks. The home features large rooms and a detached garage.

Key facts

• Large yard
• Updated kitchen
• Deep driveway

Tags

• UPDATED KITCHEN
• MODERN BATHROOM FIXTURES
• FIRST-FLOOR LAUNDRY
• LARGE YARD
• DEEP DRIVEWAY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story property; Existing construction
• Construction: Composite siding; Stone foundation
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Rectangular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 100 x 100

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Forced air
• Interior features: Eat-in kitchen; Enclosed porch; Porch
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (5.8% below list).
• Recommended offer: $207k (5.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#187 in NY, #2,869 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment D-.
• Syracuse City School District (urban): math 18% / reading 26% proficiency, ranked #590 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $220k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,321 (5.8% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $194,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Weymouth Rd	0.33mi	3/1.5 (-1)	1,313 (-2%)	3mo	$203,000	$155	72
305 Academy Pl	0.30mi	3/2.0 (-1)	1,336 (-0%)	10mo	$225,000	$168	68
154 Seeley Ave	0.53mi	3/1.0 (-1)	1,321 (-2%)	3mo	$70,000	$53	66
209 Richfield Ave	0.41mi	4/2.0	1,462 (+9%)	1mo	$250,000	$171	61
197 Merritt Ave	0.64mi	4/1.0	1,320 (-2%)	9mo	$92,000	$70	60
127 Roney Rd	0.59mi	3/1.0 (-1)	1,344 (+0%)	9mo	$149,000	$111	60
136 Weymouth Rd	0.20mi	3/1.5 (-1)	1,508 (+12%)	6mo	$230,000	$153	58
127 Thurlow Dr	0.45mi	3/2.0 (-1)	1,256 (-6%)	7mo	$190,800	$152	53
130 Cortland Pl	0.69mi	3/2.5 (-1)	1,344 (+0%)	6mo	$194,250	$145	52
120 Maplewood Ave	0.47mi	3/1.0 (-1)	1,221 (-9%)	8mo	$95,000	$78	51
206 Brampton Rd	0.33mi	3/1.5 (-1)	1,532 (+14%)	6mo	$177,160	$116	49
3633 Midland Ave	0.69mi	3/1.5 (-1)	1,536 (+14%)	2mo	$190,000	$124	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.24×
• Total profit: $137,845
• Equity at exit: $198,193

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $391,557
• Equity at exit: $427,412

Cash invested: $61,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13205

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,073 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $284

Break-even live

Break-even rent $1,714

Max offer price $220,000

Occupancy floor 81%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	13d	1	0.50mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	1.31mi

Listing history 4 events

1. 2026-06-18
   days on market $220,000 Active 3 DOM
2. 2026-06-17
   days on market $220,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $220,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,300 · $108/mo
• Projected year-2 tax: $2,509 · $209/mo
• Expected delta: +$1,209/yr (+$101/mo · 93.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,879
• − Mortgage interest: −$12,323
• − Property taxes: −$1,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$6,400
• Taxable loss: −$225
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $3,464/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Syracuse City School District
• NCES district ID: 3628590
• Math proficiency: 18% ▼ -5.00%
• Reading proficiency: 26% ▬ 0.00%
• Median HH income: $32,097
• Composite: 17.83/100
• National rank: #9007
• State rank: #590 of 590 in NY

Livability — Syracuse

• Score: 77/100
• State rank: #187
• US rank: #2869

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Syracuse, NY
• City population: 152,627
• Population (ZIP): 18,562

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.12%
• Current HPI: 345.8854
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+411.6% since first listed

8 events — show timeline

• 2026-06-15 Listed $220,000 CNYIS
• 2026-05-01 Sold (Public Records) $120,000 Public Records
• 2016-11-14 Sold (Public Records) $40,000 Public Records
• 2016-06-28 Sold (MLS) $13,000 CNYIS
• 2016-01-29 Pending — CNYIS
• 2016-01-25 Price Changed $15,000 CNYIS
• 2015-11-24 Price Changed $30,000 CNYIS
• 2015-10-06 Listed $43,000 CNYIS

Property tax history

+0.4%/yr

Latest (2025): $1,300 · -0.9% YoY. Source: county tax records.